Due Care Obligations

Transcription

1 Sec 324.XXXXX Due Care; duties of owner or operator, residential tenant, having knowledge of facility; compliance with section. (1) A current owner or operator of real property, or a residential tenant, that has knowledge the property is a facility shall do all of the following with respect to hazardous substances at the property unless otherwise specified in paragraphs (4), (5), (6), or (7) of this subsection: (a) Comply with subsection (2) and (4) of section xxxxx (Immediate response activities) as soon as the exigencies of the situation require, but not later than 48 hours from obtaining knowledge. For the purposes of this subsection compliance with section xxxxx (2)(e) may be achieved by discontinuing use, rendering inoperable, or properly abandoning the contaminated water supply system if there is a readily alternative water supply available. (b) Provide reasonable cooperation, assistance, and access to persons that are authorized or obligated to conduct response activities at a property, including the cooperation and access necessary for the installation, operation, and maintenance of any response activity at the property. A person responding to a request for access may utilize the provisions provided in section xxxxx (Access). (c) Comply with all activity and use limitations, or institutional control, or both, established or relied on in connection with the response activity at the property. (d) Do not impede the effectiveness or integrity of any exposure controls, institutional controls, or remediation systems employed at the property in connection with a response activity. (e) Take reasonable precautions to prevent the reasonably foreseeable acts or omissions of a third party and the consequences that foreseeably could result from those acts or omissions regarding the environmental contamination. (f) Undertake measures as are necessary to prevent exacerbation of environmental contamination. (g) Submit a Facility Notification pursuant to section xxxxx (Facility determination and notification) in the following time-frames: (i) For a current owner or operator of property that has knowledge a facility exists on the property at the effective date of this part, within 30 days of the effective date of this part. (ii) For a new owner or operator after the effective date of this part, that has knowledge that a facility exists on the property, within 30 days of the earlier of becoming the owner or operator of the property pursuant to section xxxxx (Inquiry). (h) Within 45 days of Facility Notification or of discovery of containers pursuant to (2)(b) of this subsection: (i) Remove and dispose or recycle above ground containers containing hazardous substances or a mixture of hazardous substances. Remove hazardous substances or mixtures of hazardous substances, sludge and vapors from above ground containers if removal of the container is not practical due to size or structural considerations.. (ii) Remove hazardous substances or mixtures of hazardous substances, sludge, and vapors from below ground containers that are accessible from the surface without excavation. Pipelines, or other containers that traverse multiple properties, when MDEQ Proposal Page 1 of 7

2 (iii) not owned or controlled by the property owner or operator are not subject to this requirement. The requirements of this subsection do not alter the obligations of a person to comply with other applicable laws and regulations to which the owner or operator is subject. (i) A person who is subject to section (3) or (4) is not subject to subsection (h)(i) to (iii) of this subsection shall within 45 days of the discovery of containers not being lawfully used in operations at the property or not being lawfully stored submit a notice to the department on a form created pursuant to section xxxxx. (i) The notice shall include all information known to the owner or operator about the number, type, size, and contents of the containers. (ii) This notice is not required if registration of the container is required under other state or federal requirements. (j) Within 90 days of the Facility Notification prepare a due care evaluation that accomplishes the following: (i) Determines complete exposure pathways or pathways are likely to become complete, based on the current and intended future uses and the features of the property. Exposure pathways evaluation shall be conducted pursuant to section xxxxx (Exposure pathway evaluation). (ii) Evaluates based on available data and information whether an unacceptable exposure or condition that requires immediate response activities exists. Evaluation of immediate response conditions shall be pursuant to section xxxxx (2), (4) and (5)(Immediate response activities). (iii) Investigates each complete exposure pathway sufficiently to evaluate whether an unacceptable exposure or condition that requires mitigation exists or is likely to exist. Evaluation of unacceptable exposures shall be based on applicable cleanup criteria for the land use. The investigation shall include the collection of environmental samples of affected media for each complete and likely to be complete exposure pathway at locations that best represent the maximum hazardous substance concentrations to which exposure may occur unless one or more of the following conditions apply. The collected samples shall be analyzed for the hazardous substances of concern pursuant to section xxxxx (Sampling methodology and data quality). (1) Field analysis is sufficient to determine that an unacceptable exposure or condition exists. (2) Presumptive response activities will be taken to address exposure pathways identified in subdivision (i). (3) Analytical data exist that represent the current conditions of the property and will allow a person to adequately evaluate the exposure pathways identified in subdivision (i). Existing data are acceptable only if the data are reliable and are consistent with the provisions of section xxxxx (Sampling methodology and data quality). Persons relying on data and information developed for purposes other than this evaluation shall assure the accuracy and reliability of the data and information. (iv) Determines the response activities necessary to eliminate or mitigate unacceptable exposures and conditions. An owner or operator that is developing the property for future uses shall incorporate exposure controls for the end user into the building or property design and construction. MDEQ Proposal Page 2 of 7

3 (v) Determines the operation and maintenance requirements, and the frequency of monitoring and inspection necessary to verify that each response activity is and remains effective. (k) Within 90 days of Facility Notification or of having reason to believe that a hazardous substance is emanating from, or has emanated from, and is present beyond the property boundaries at a concentration in excess of the residential criteria, submit a Notice of Migration to the department and to the owner of affected adjacent property pursuant to section xxxxx (Notice of migration). (i) If hazardous substances emanating from the property is migrating or likely to migrate into surface waters of the state on or adjacent to the property in concentrations that exceed applicable criteria, notification is made to the department. (ii) This requirement to notify the department and the affected adjacent property owner shall be based on reasonable inferences that can be made from available data about the property, including but not limited to, data gathered through investigation undertaken to comply with subsection (j) or section xxxxx of this part (Remedial obligations). (l) Except as provided in subdivision (ii), within 180 days of Facility Notification: (i) Implement, perform, and continue to operate and maintain response activities as determined by subsection (j), including activity and use limitations, as necessary, to eliminate or mitigate unacceptable exposures and conditions. (ii) If the hazardous substances at the property may present an unacceptable exposure or risk to utility workers or other persons conducting activities at the property in an easement, under the terms of a utility franchise, or pursuant to severed subsurface mineral rights or severed subsurface formations, then the owner or operator may satisfy the obligation to mitigate unacceptable exposures or risks to the utility workers or other persons by providing written notice, by a method that provides proof of delivery, of the general nature and extent of environmental contamination, and potential unacceptable exposures and conditions to all of the following: (1) Easement holder of record. (2) Utility franchise holder of record. (3) The owner or operator of all utilities that serve the property. (4) Owners or lessees of severed subsurface mineral rights or subsurface formations. (5) If the person described in (1) to (4) of this subdivision is not an individual, then the notice shall be provided to the chief executive officer of the organization. The notice required shall be provided as soon as the exigencies of the situation require, but no later than 180 days after the Facility Notification. (iii) Disclose to employees, tenants, lessees, public and private easement holders, holders of severed subsurface mineral rights or severed subsurface formations, contractors, and other affected parties, information about conditions and the activity and use limitations that are relevant to that person that adequately describes the precautions that shall be taken or activities that cannot be taken in order to prevent or mitigate the unacceptable exposure or condition on a form created pursuant to section xxxxx. Disclosure shall be provided pursuant to section xxxxx (Disclosure). MDEQ Proposal Page 3 of 7

4 (iv) Upon request of a person to whom information is provided under this subsection, the owner or operator of property who provided disclosure under this subsection shall provide all available information about the environmental contamination and environmental conditions at the property that he or she owns or operates which are relevant to the activities of the person who received notice. (m) Submit documentation of evaluation and implementation of due care response activities required in subsection (a) to (l) to the department using a form created pursuant to section xxxxx within 240 days of Facility Notification. (i) Documentation shall include all of the following in a format provided by the department: (1) A description of how compliance with subsection (a) to (l) has been achieved. (2) A description of the removal of hazardous substances in containers required in (h), and supporting documentation including the number and type of containers removed, dispensation, dates of removal, and manifests. (3) The findings and the basis of the immediate response evaluation from section xxxxx (Immediate response) and due care evaluation required in subsection (j), including but not limited to the investigation results, information on environmental contamination including the name, chemical abstract service number and concentration, exposure pathways, analytical data, maps, and necessary response activities. (4) A description and documentation of the response activities implemented, their purpose, and demonstration that unacceptable exposures have been mitigated or eliminated. (5) Schedule for inspection and monitoring the response activities as determined in subsection (j). (6) Schedule for operation and maintenance as determined in (j). (7) Copies of any notices provided under subsection (a), (i), (k), (l)(ii) and (iii), and (p). (8) Name, title, affiliation, address, contact information, and affiliation of the submitter. (9) Property name, street address, or location of the property that is the facility. (10) Local unit of government that has jurisdiction of the facility. (11) County of the facility. (12) Name, address, and contact of the property owner and operator. (13) Name, title, affiliation, and contact information of the person responsible for the operation and maintenance, monitoring, and inspections. (14) Map of the property showing property boundaries, adjacent property uses, buildings, utilities, sample locations, areas where response activities have been implemented, and other information pertinent to the due care evaluation. (15) Other information relevant to the evaluation of effectiveness of the response activities conducted. (ii) If the owner or operator has a department-approved remedial action plan, a correction action plan audited by the department with no identified deficiencies, or a department approved R due care compliance analysis plan prior to the effective date of this statute that addresses all releases at the property and has been implemented at the facility, then additional documentation of compliance with subsection (j) to (m) is not required if conditions that determine exposures to hazardous substances at the property remain unchanged. The department- MDEQ Proposal Page 4 of 7

5 approved plan does not alter the continuing obligations of a person who is subject to this section. In the event of a subsequent release or discovery of environmental contamination, the owner and operator shall initiate the response activities necessary to comply with this section. (n) Submit an annual certification on the anniversary of the submittal date of the documentation required in subsection (m) on a form provided by the department verifying that the evaluations and response activities conducted in subsection (a) to (l) are being implemented, are still appropriate, and remain effective in preventing or mitigating conditions or exposures for which they were designed. (o) Re-evaluate the response activities required under subsection (a) to (l) and documentation the re-evaluation and any subsequent modification in the annual certification a minimum of every 5 years or when any of the following conditions occur: (i) There are changes or additions to the property use. (ii) Complete exposure pathways change. (iii) There are significant changes to the environmental conditions. (p) Disclose the results of the due care evaluation and response activities information documentation described in subsection (m) to subsequent purchaser or transferee in such a manner that adequately describe the response activities that have been implemented, precautions that shall be taken, or activities that cannot be taken in order to prevent or mitigate the conditions or exposures. Disclosure shall be made pursuant to section xxxxx (Disclosure). (i) A person with limited obligations under subsections (4), (5), (6), or (7) must disclose the information they have on the environmental conditions of the property. (2) The requirements of this section shall apply to all of the following: (a) Hazardous substances that have been released at the property. (b) Containers that contain a quantity of hazardous substance which is or may become injurious to the public health, safety, or welfare or to the environment which are not intended to be used by the current owner or operator. (c) A threat of release of a quantity of hazardous substance which is or may become injurious to the public health, safety, or welfare, or to the environment. (3) The requirements of this section do not apply to hazardous substances being used in operations at the property or being properly stored at the property. (4) A residential home owner-occupant or a co-owner of a residential condominium unit shall comply with this section except for subsection (1)(h) (i) to (iii) and the reporting requirements in subsection (m) to (o). (5) The additional following provisions apply to a non-residential co-owner of a condominium unit, a general common element, or a limited common element: (a) Only those co-owners with exclusive use of limited common elements are obligated to conduct due care as required by subsection (1) for limited common elements. A coowner who has this obligation may conduct due care in conjunction with other co-owners who share exclusive use of the limited common element. (b) A co-owner of general common elements is obligated to conduct due care as required by subsection (1) for general common elements. A co-owner who has this obligation may conduct due care in conjunction with the other co-owners of the general common MDEQ Proposal Page 5 of 7

6 element, or the co-owner may rely on the due care evaluation and response activities conducted by the association of co-owners. (c) If the association of co-owners is not conducting due care activities for general common elements, each co-owner has the responsibility to conduct a due care evaluation pursuant to subsection (1). (d) Except as provided in subdivision (a), each co-owner is responsible to ensure that effective and appropriate response activities are being conducted and that the coowner s activities and use are consistent with the evaluation of subsection (1). (e) Each co-owner is responsible to provide annual certification as required by subsection (1) for his or her own condominium unit, for general common elements and for limited common elements of which they have exclusive use. (6) The following persons shall comply with subsection (1)(b) to (d), (f), (i), and (p) of this section: (a) An owner or operator of real property who has reason to know, or is otherwise notified that environmental contamination is migrating onto the property and has knowledge that environmental contamination does not originate on the property. (b) Tenant of residential real property, if hazardous substance use is consistent with residential use. (c) A person who owns severed subsurface mineral rights or severed subsurface formations or who leases subsurface mineral right or formations, unless there are surface operations on the property associated with the subsurface minerals or formations, and the origin of the release is not the result of current operations associated with the subsurface rights. (d) A person who owns or operates the property but does not own or lease the severed subsurface mineral rights or severed subsurface formations for the property in the area of the operations and pipelines associated with the subsurface mineral or formations, when the origin of the release is the result of current operations associated with the subsurface rights. (e) A person who holds an easement interest in a property or holds a utility franchise to provide services, for the purpose of conveying or providing goods or services, including but not limited to, utilities, sewers, roads, railways, and pipelines; or a person that acquires access through an easement. (f) A utility performing normal construction, maintenance, and repair activities in the normal course of its utility service business. This does not apply to property owned by the utility. (g) A person purchasing or owning undeveloped rural, forest, or agricultural property. Undeveloped property for the purpose of this section means property that has never been built upon or used for any industrial purposes. Property that has never been built upon, but is or has been used for the production of agricultural crops other than commercial fruit production is considered undeveloped for this section. (7) The following persons shall comply with subsection (1)(b) to (d), (f), and (p) of this section: (a) The state or local units of government that acquired ownership or control of a property under any of the following conditions until such time that the state or local units of government develops the property for its own use: (b) Involuntarily through bankruptcy, tax delinquency, abandonment, or other circumstances in which the government involuntarily acquires title or control by virtue of its governmental function, (c) Ownership or control of a facility is transferred by the state or by another local unit of government that is not liable under section xxxxx (Liability), MDEQ Proposal Page 6 of 7

7 (d) Ownership or control of a facility was acquired by seizure, receivership, or forfeiture pursuant to the operation of law or by court order. (e) Ownership or control of the property was received through purchase, gift, condemnation, or transfer prior to June 5, (f) A state or local unit of government that holds or acquires an easement interest in a property, holds or acquires an interest in a facility by dedication in a plat, or by dedication pursuant to Act No. 283 of the Public Acts of 1909, being sections to of the Michigan Compiled Laws, or otherwise hold or acquires an interest in a property for a transportation or utility corridor or public right of way. (8) Compliance with this section does not satisfy a person s obligation to perform response activities as otherwise required under this part. MDEQ Proposal Page 7 of 7

Minnesota Pollution Control Agency Voluntary Investigation and Cleanup Summary of Applicable Laws 1.0 Introduction Guidance Document #3 Over the past few years, the Minnesota Superfund law, known as the

ATTACHMENT A DISCLOSURES 1. New Hampshire RSA 477:4-a -Notification required; Radon Gas and Lead Paint A. Radon: Radon, the product of decay of radioactive materials in rock, may be found in some areas

Guide Note 6 Consideration of Hazardous Substances in the Appraisal Process Introduction The consideration of environmental conditions along with social, economic, and governmental conditions is fundamental

1. Title 2. Policy Environmental Review for Acquisition of Real Property Sec. 1 Sec. 2 Policy Statement. It is the policy of The University of Texas System to minimize its potential for exposure to claims

NEIGHBORHOOD ENTERPRISE ZONE ACT Act 147 of 1992 AN ACT to provide for the development and rehabilitation of residential housing; to provide for the creation of neighborhood enterprise zones; to provide

66-31-101. Short title Tenn. Code Ann. 66-31-101 TENNESSEE CODE ANNOTATED 2011 by The State of Tennessee All rights reserved *** CURRENT THROUGH THE 2011 REGULAR SESSION *** Title 66 Property Chapter 31

INGHAM COUNTY HEALTH DEPARMENT REGULATION AMENDING THE SANITARY CODE BY ADDING CHAPTER VII REGULATIONS FOR THE INSPECTION OF ONSITE WATER AND SEWAGE DISPOSAL SYSTEMS AT THE TIME OF PROPERTY TRANSFER PREAMBLE:

Exhibit C OFFER TO PURCHASE PROPERTY This Offer to Purchase Property (the Offer ) is entered into by and between, a (the Buyer ), and the Charter Township of Shelby on behalf of the Shelby Township Building

BROWNFIELDS Connecticut All Grantee Meeting July 11 2012 Getting the most out of All Appropriate Inquiries (AAI) 1 AAI in Perspective All Appropriate Inquiries often is a critical step in a continuum of

Contaminated land is a critical issue for all businesses that use or impact on land, or operate environmentally sensitive operations. Land holders, land purchasers and sellers and business operators need

130A-55. Corporate powers. A sanitary district board shall be a body politic and corporate and may sue and be sued in matters relating to the sanitary district. Notwithstanding any limitation in the petition

PURCHASE AGREEMENT 1. PARTIES. This purchase agreement (the Purchase Agreement ) is made this day of, 2017, by and between the County of Carver, Minnesota, a public body politic and corporate having the

STATE OF MARYLAND COUNTY OF DECLARATION OF RESTRICTIVE COVENANTS THIS DECLARATION OF RESTRICTIVE COVENANTS is made this day of, 20, by ( Declarant(s) ). RECITALS WHEREAS, Declarant(s) is/are the owner(s)

LOUISIANA REAL RULES AND REGULATIONS (As amended through June 2017) The Louisiana Real Estate Commission has adopted the following Rules and Regulations pursuant to the authority granted in the Louisiana

PENINSULA TOWNSHIP LAND DIVISION ORDINANCE TOWNSHIP OF PENINSULA COUNTY OF GRAND TRAVERSE, STATE OF MICHIGAN ORDINANCE NO OF 2012 AN ORDINANCE TO REGULATE THE DIVISION OF EXISTING PARCELS OF LAND PURSUANT

Published on e-li (https://eli.ctas.tennessee.edu) January 21, 2018 Greenbelt Dear Reader: The following document was created from the CTAS electronic library known as e-li. This online library is maintained

REQUEST FOR PROPOSAL FOR Appraisal Services Office of the Special Deputy Receiver October 1, 2008 REQUEST FOR PROPOSAL ( RFP ) Appraisal Services BACKGROUND The Office of the Special Deputy Receiver (OSD),

Quint & Thimmig LLP ACQUISITION AGREEMENT by and between the CITY OF ALAMEDA, CALIFORNIA and CATELLUS ALAMEDA DEVELOPMENT, LLC dated as of 1, 2013 relating to: City of Alameda Community Facilities District

VIRGINIA AGENCY LAW (1 HOUR) 54.1-2130. Definitions. As used in this article: Alpha College of Real Estate "Agency" means every relationship in which a real estate licensee acts for or represents a person

YELLOWSTONE COUNTY BOARD OF PLANNING FINDINGS OF FACT The City-County Planning staff has prepared the Findings of Fact for the Aspen Ridge Subdivision, 2 nd Filing. These findings are based on the preliminary

Real Estate Environmental Questionnaire and Disclosure Statement The following pages comprise an Environmental Questionnaire and Disclosure Statement which must be completed by the loan applicant before

PLANNED UNIT DEVELOPMENT (PUD) AREA PLAN/REZONING REVIEW PROCEDURE Professional inquiries will be made to our Township Planning Consultant, Township Engineer, and Township Attorney to get their opinions

Page 1 of 12 Date: 2/20/2017 RESIDENTIAL REAL ESTATE PURCHASE AND SALE AGREEMENT SALE BY BANKRUPTCY ESTATE This AGREEMENT is entered into by and between the below named Buyer and the below named Seller,

GENERAL ASSEMBLY OF NORTH CAROLINA SESSION 2017 SESSION LAW 2017-138 HOUSE BILL 436 AN ACT TO PROVIDE FOR UNIFORM AUTHORITY TO IMPLEMENT SYSTEM DEVELOPMENT FEES FOR PUBLIC WATER AND SEWER SYSTEMS IN NORTH

AN INTERLOCAL AGREEMENT FOR THE IMPLEMENTATION OF A DEMONSTRATION PROJECT TO TRANSFER DEVELOPMENT RIGHTS FROM RURAL UNINCORPORATED KING COUNTY TO THE DENNY TRIANGLE IN DOWNTOWN SEATTLE This Agreement is

Department of Business and Professional Regulation CHAPTERS 61B-29 Through 32, and 35 FLORIDA ADMINISTRATIVE CODE Division of Florida Condominiums, Timeshares, And Mobile Homes Northwood Centre 1940 North

This is a sample easement provided for discussion and illustrative purposes only. Easements for each property will be customized based upon the needs of each landowner and the Path. GRANT OF TRAIL ACCESS

The Prelim Report CALIFORNIA Sample Preliminary Report with Descriptions of Items in a Report NORTH AMERICAN TITLE COMPANY Like Clockwork www.nat.com SAMPLE Preliminary Report A Preliminary Report is defined

How To Use Institutional Controls for Contaminated Sites Lawrence P. Schnapf Institutional environmental controls are effective only if they are known and maintained. FEDERAL AND STATE ENVIRONMENTAL agencies

DEED OF CONSERVATION EASEMENT (Conservation Subdivision District) STATE OF GEORGIA COUNTY OF COBB THIS DEED OF CONSERVATION EASEMENT (herein "Conservation Easement") is made this day of, 20, by and between

INSTRUCTIONS & EXPLANATIONS TO ABANDON/VACATE RIGHTS OF WAY, EASEMENTS AND PLATS UNDER THE JURISDICTION OF THE BOARD OF COUNTY COMMISSIONERS OF PALM BEACH COUNTY The following are explanations of the required

AGREEMENT TO ACQUIRE LANDS BETWEEN THE DEPARTMENT OF THE ARMY ST. PAUL DISTRICT, CORPS OF ENGINEERS AND THE CITY OF City, State FOR CONDEMNATION ON BEHALF OF THE SPONSOR BY THE CORPS OF ENGINEERS FOR THE

Guide to Combined Preliminary and Final Plats Introduction The Douglas County is committed to providing open, transparent application processes to the public. This Guide is provided to assist anyone interested

FACT SHEET February 2011 IAS 40 Investment Property (This fact sheet is based on the standard as at 1 January 2011.) Important note: This fact sheet is based on the requirements of the International Financial

CROSSRAIL INFORMATION PAPER C10 - LAND DISPOSAL POLICY This paper sets out the Crossrail land disposal policy as published in November 2005. It will be of particular relevance to owners of land subject

Chapter 11: Conservation Easements An * in the left margin indicates a change in the statute, rule, or text since the last publication of the manual. I. Introduction In 2008, Colorado s appraiser statutes

LOCAL LAW NO. 2 OF 2009 COUNTY OF OTSEGO, NEW YORK A LOCAL LAW AMENDING LOCAL LAW NO. 3 OF 2000 - ESTABLISHING A SOLID WASTE USER FEE Section 1. Short Title. This law shall be known as the Otsego County

CONTRACT OF SALE OF REAL ESTATE * Part 1 of the form of contract published by the Law Institute of Victoria Limited and The Real Estate Institute of Victoria Ltd 1980. Property address:... The vendor agrees

A Guide to Water Supply Replacement and Subsidence Damage Repair A guide to rights and A Guide to Water Supply Replacement and Subsidence Damage Repair A guide to information, rights and responsibilities

Province of Alberta MUNICIPAL GOVERNMENT ACT SUBDIVISION AND DEVELOPMENT REGULATION Alberta Regulation 43/2002 With amendments up to and including Alberta Regulation 188/2017 Office Consolidation Published

ANNUAL/LONG-TERM EXCLUSIVE RIGHT TO LEASE AND MANAGE AGREEMENT WWW.PROPERTYTRACKINC.COM LEASEMETRO@GMAIL.COM THIS EXCLUSIVE RIGHT TO LEASE AND MANAGE ( Agreement ) is prepared this day of, 2015 between

Exhibit A to the Notice of Brownfields Property NORTH CAROLINA DEPARTMENT OF ENVIRONMENT AND NATURAL RESOURCES IN THE MATTER OF: Town of Woodfin UNDER THE AUTHORITY OF THE ) BROWNFIELDS AGREEMENT re: BROWNFIELDS

CAUSE NO. JOHN JOSEPH FOSTER, IN THE DISTRICT COURT OF INDIVIDUALLY; AND KELLY RUTH HAILEY FOSTER, INDIVIDUALLY AND AS SUCCESSOR TRUSTEE IN THE IRA HAILEY AND MARY RUTH HAILEY TRUST Plaintiffs, V. KARNES

Diamond Falls Subdivision PROPOSED YELLOWSTONE COUNTY BOARD OF PLANNING FINDINGS OF FACT The City/County Planning Staff has prepared the Findings of Fact for the Diamond Falls Subdivision. These findings